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danny

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Everything posted by danny

  1. We always have an etat des lieux entrée signed and the house newly painted white. With kids and after 3 years marks appear. If the tenants do not paint the house then they get a very large bill for painting which has to be done by a registered painter. If the owners paint the house themselves then they will get nothing unless the tenant agrees to the cost in writing. I suggest you but some cheap white sous couche, €5.00 per 10 litre and then some silk cost about €13 and after 12 hours hey presto.
  2. In my opinion you are getting a good deal, grab it with both arms and buy him a nice bottle of wine when he finishes.
  3. DPE normal around €90, ERNT is free on the internet, just download and print. Have a 5,000 litre FS to empty €190 and inspection report €80.
  4. IMO you are in a difficult situation. I assume that your tenants have sent you their notice to quit by recorded mail. In such circumstances they have to leave, failure to comply leaves them open to pay damages and costs. Assuming they have funds or assets to go after then you will not lose financially. You say you have potential new tenants, I would make them aware of the situation and do not enter a new lease with them. However if the current tanants are financially weak then you will have to go with their new departure date. To get them out from a legal standpoint could take several years. I suggest you run with the current situation, however ask them to confirm the new date of departure by recorded mail.
  5. As a matter of interest, was it a furnished letting or an unfurnished letting. If it was an unfurnished letting the tenant must give 3 months notice by registered post. There are exceptions to this rule which I can give you if required. If the tenant has assets and will be living locally the legal route will give you results. As you have already said the tenants have been communicating by registered letter which indicates that issues exist. From experience of going the legal route, if the hit in terms of repairs is less than €800 take the hit and move on. Always cash the deposit cheque.
  6. From a legal point of view the fact that you did not complete an etat des lieu on entrée puts you in a very strong position. The law makes the assumption that in the absence of an etat des lieu entrée that the property was in "as new" condition. I do not understand how they could have cancelled the deposit, normally the deposit is given on the commencement of the lease, have the tenants moved in and then moved out in the time frame it takes to cash a cheque. (3 days).
  7. I assume that an etat des lieu entrée was completed. If the renter refuses to sign the etat des lieu sortie then you can take photographs etc. I suggest that you take lots of photographs  of the property at the time of the departure and have an independent person with you. Normally most renters are happy to complete an etat des lieu to get their deposit back. If you think that the tenant will refuse to sign the etat des lieu, I suggest that you arrange to have a bailif attend on the date the renter departs to complete the "etat".
  8. That cost is not necessary. A quick visit to the hotel des impots armed with the details, and then bring the resulting calculation to the notaire. A lot of estate agents are now offering this advise.
  9. we are waiting for a letter from Perpignan, over a week now.
  10. Unless you have come to some agreement in writing at the time of purchase of the property you are not liable for the tax.
  11. Normally for a new property the rule is no TF for the year of construction and none for the following 2 years. Not sure about a barn conversion. On the other hand you normally have to pay taxe d'equipment, 50% eighteen months after you get your planning permission and the balance 36 months after the planning, this normally equates to 3 years TF, so they get you either way.
  12. Could I suggest that you try renting your house and then moving to that part of France that work takes you and renting a house there. I suggest that you advertise your house on the basis of try renting it and then if the person likes it , they can buy it at a predetermined price. We have a house for rent or sale at present, and since we changed to try it before buying the number of enquiries has increased substantially. 2 interested parties have emerged. The house is a rental house and we do not mind if it rents or sells. However with a good tenant it may solve your problem.
  13. The list was exactly what i needed, thank you.
  14. I have a large number of invoices, receipts, bank statements etc, how long do I have to retain them from a taxation point of view.
  15. In our little village we have a gym that is held in the local hall, which is held 2 times a week for 10 months, plus the village also arranges weekly walks and bicycle rides also. However it is quite expensive, !!!!! being €5 per month.
  16. Used them to view a site, no problem except they are very pushy and wanted us to sign visit documents for all of the other adjacent sites. We refused, and upon further research we found them to be the most expensive of all the agents selling the sites.
  17. Start by putting in a claim for water damage against your insurance company. They will send an expert out to look at the situation. If they find that the damage has been caused by poor workmanship they will deny the claim and put that in a report to you. With this report in hand contact the insurance covering the guarantee provided by the builder, at the same time contact your builder and let him know the procedure that you are following. rather than see his insurance premiums rise, I would imagine that the matter will be resolved quickly. I am a little puzzled as to why you would have used a notaire in the purchase of a new house, the usual procedure would be to use the notaire in the purchase of  the land and after that the building company takes over. Make sure you retain copies of all correspondence and send all communication by registered letter with confirmation of receipt.
  18. I have a couple of properties rented and I am fully aware of the legalities of the french renting system. Basically the tenant get 100% protection and the owner gets zit. I have found to my cost that using agents to rent the properties puts my profits into their pockets and has left me with problems. Now I do everything myself, advertising, taking up references and financial investigations. Regarding dogs it depends on how you ask the question, for example when talking to prospective tenants I bring them to my house and we sit at the table with my labradour under our feet, generally is is easy to find out if they have a dog. I have no problems with dogs in properties that have gardens and are fully enclosed. For apartments it is a big no. It is the same for smoking in the properties, however I make it clear that any smoke damage will be taken out of the deposit. Having said the above I do have one apartment where upon ringing the intercom I was answered by the elderly tenant with a dog barking in the background. She told me it was her sisters and that she was looking after it for the day, the day has turned into 4 years but she does look after the property very well and always pays the rent on time. Renting in France is a risk but you can go a long way to reducing the risk. As far as the original poster's problem in finding a property to house 6 dogs, I feel it will be a difficult task.
  19. Always ask, do you have animals, if the answer is yes and the property is not suitable, simply look for another tenant.
  20. I do not agree, we have sold a house and the cost of tiles which we bought and then used a tiler to lay were fully allowed for CGT.
  21. Pretty standard approach as the plumber will normally get up to 33% discount which is not passed on to you. You get to see the invoice, however he receives a rebate at the end of the quarter. On the other hand if the property is over 2 years old, you save about 14% on the vat.
  22. Generally the owner has responsibility for the vast majority of problems except for minor day to day repairs. The attached link will be of assistance. http://www.french-property.com/guides/france/working-in-france/letting-property/tenant-repairing-obligations/
  23. Say goodbye to 12.1% of any interest earned in the form of social payments.
  24. Agreed; however we have other policies with another bank and have been very disappointed with the returns. One such policy started at 5.5% and each year has fallen, last year the minimum guaranteed was 2.25% the final figure was a meagre 2.75% and that was for the 5th year. This year the figure guaranteed is again 2.25%. I suspect that we should have gone with a pure assurance company.
  25. W took out two assurance Vie contracts with the bank, first year a guaranteed 5% (2009) the the next guaranteed rate was 1.75%, so we sold and got 4% guaranteed for 2010 when we bought the new one.
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